935 Lorine Dr · Paducah, KY 42001

$120,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 6 Days on market

Built 1953 6,534 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, cozy, 3 bed, 1 bath cottage on quiet street in great location. Barnwood paneling, hardwood parquet floors in bedrooms and large living room. Completely remodeled bathroom. New stove, refrigerator, range hood in eat-in kitchen. Central heat/air. Updated plumbing and one year old water heater. Fenced backyard with storage building. Close to restaurants, mall and new high school.

Key facts

• Renovated bathroom
• Bright white kitchen
• Utility room

Tags

• DIMENSIONAL SHINGLE ROOF
• BRIGHT WHITE KITCHEN
• RENOVATED BATHROOM
• TILE BACKSPLASH
• FUNCTIONAL FLOOR PLAN
• UTILITY ROOM

Property features AI

Finance

• Other: Located in the River Oaks subdivision

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Single-story
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Built on a 0.15 acre lot
• Exterior features: Level lot; Paved parking

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Cooktop; Gas water heater
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.3% vs local median 4.5% in Paducah — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#197 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Paducah Independent (town): math 22% / reading 36% proficiency, ranked #122 of 165 in KY (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clark Elementary School (math 34% / reading 48%, grade F, #201 of 676 statewide, top 30%, 617 students, 53% FRL); Paducah Middle School (math 19% / reading 36%, grade F, #168 of 217 statewide, top 78%, 652 students, 69% FRL); Paducah Tilghman High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 878 students, 64% FRL).
• Market conditions: 252 active listings in the ZIP; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• McCracken County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $249,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 W Jefferson St	0.22mi	3/2.0	1,824 (+2%)	6mo	$208,500	$114	81
918 N 37th St	0.45mi	3/1.5	1,756 (-2%)	2mo	$198,500	$113	73
3423 Pines Rd	0.19mi	3/2.0	1,635 (-8%)	7mo	$235,000	$144	71
3219 Lorine Ln	0.08mi	3/1.0	1,572 (-12%)	5mo	$171,000	$109	68
329 Friedman Ave	0.66mi	3/2.0	1,805 (+1%)	2mo	$300,000	$166	66
851 N 36th St	0.38mi	3/2.0	1,622 (-9%)	4mo	$227,500	$140	64
515 N 34th St	0.43mi	3/1.0	1,643 (-8%)	3mo	$140,000	$85	60
255 Country Club Ln	0.73mi	3/2.0	1,800 (+1%)	6mo	$255,000	$142	59
327 Friedman Ave	0.67mi	3/1.0	1,715 (-4%)	2mo	$185,000	$108	57
310 Friedman Ave	0.69mi	4/2.0 (+1)	1,878 (+5%)	3mo	$145,000	$77	51
341 Friedman Ave	0.72mi	2/1.5 (-1)	1,800 (+1%)	11mo	$319,000	$177	49
1246 Allen Ln	0.73mi	3/2.0	1,540 (-14%)	1mo	$274,200	$178	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.36×
• Total profit: $12,246
• Equity at exit: $17,892

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $51,322
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42001

• Home prices YoY: -24.8%
• Active inventory: 252
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $498

Break-even live

Break-even rent $891

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $566	-5% $532	+0% $498	+5% $464	+10% $431
Rent	-10% $378	-5% $438	+0% $498	+5% $559	+10% $619
Rate	-1.0pp $559	-0.5pp $529	base $498	+0.5pp $467	+1.0pp $436

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $120,000 Active 6 DOM
2. 2026-06-19
   days on market $120,000 Active 4 DOM
3. 2026-06-18
   days on market $120,000 Active 3 DOM
4. 2026-06-17
   days on market $120,000 Active 2 DOM
5. 2026-06-16
   remarks 693-char remark
6. 2026-06-16
   listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $294 · $25/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$738/yr (+$61/mo · 250.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,262
• − Mortgage interest: −$6,722
• − Property taxes: −$294
• − Insurance: −$600
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,491
• Taxable income: $4,233
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $4,965/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Paducah Independent
• NCES district ID: 2104650
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 36% ▼ -17.00%
• Median HH income: $30,067
• Composite: 23.41/100
• National rank: #7896
• State rank: #122 of 165 in KY

Livability — Paducah

• Score: 68/100
• State rank: #197
• US rank: #9780

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paducah, KY
• County: McCracken County · 30,856 people
• City population: 30,856
• Metro: Paducah, KY-IL
• Population (ZIP): 30,856
• Household income: $71,365
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1001.0

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.23%
• Current HPI: 258.1706
• Rent YoY: —
• Metro: Paducah, KY-IL
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+172.7% since first listed

4 events — show timeline

• 2026-06-15 Listed $120,000 WKRMLS
• 2019-07-01 Sold (MLS) $50,000 WKRMLS
• 2018-09-25 Listed $53,900 WKRMLS
• 1999-12-01 Sold (Public Records) $44,000 Public Records

Property tax history

-11.1%/yr

Latest (2025): $294 · -0.8% YoY. Source: county tax records.